##VIDEO ID:gN-pO_0svAk## e e e e e e foredge I pledge allegiance to the flag of the United States of America and to the Republic for which it stands one nation under God indivisible with liberty and justice for all all right fantastic okay we have a roll call please oh I did sorry I did that out it's okay chair Len than Vice chair Forbes here board member bramfield board member Mathers board member Peterson here board member Strom here all right fantastic okay would anybody like to make a motion although we have had a request to change an agenda item we are um have had a request to switch the third agenda item up to the second or action item should say the SEC the third action it I'm up to the second does anybody have an issue with that no would anybody like to make a motion to approve the agenda I'll make a motion anybody want a second all in favor I all right we're good okay approval of minutes from the last LPA does anybody have any comments any discussion approval all right second second all in favor I fantastic okay comments from the public do we have any comments from the public I have none chair okay great uh comments from board members the only comment I will make is that I am currently undergoing breast cancer that's why I was not here last month because I had to have major surgery I started chemo this week so I will be here as long as I possibly can if for some reason I start feeling unwell my lovely Vice chair will take over okay great um let's go action item number three I guess you want to read it okay thank you for the record uh lee bagot City attorney this is resolution number 97202416655 Southeast Ocean Boulevard overlay Zone uh standards outlined under the Land Development code section 3.3.0 requiring certain design standards to be considered providing an effective date providing for conditions of approval and for other purposes all right do we have someone who's going to make a presentation okay fantastic all right good evening Madam chair members of the board uh for the record my name is is Chris mcra principal planner with the development department uh tonight I'll be presenting agenda item number three submitted by kimley horon Associates on behalf of the property owner um o ocean East Capital Partners LLC for a major conditional use petition for the project to be known as Starbucks at Ocean East Mall so the 11.24 Acres subject property is located at 2300 Southeast Ocean Boulevard and fronts the right of way of social so South easn excuse me Southeast Ocean Boulevard to the north um with the Martin County Administration Building and the public library to the west and south uh there is a Mobile gas station uh Redeemer Lutheran Church The Barn Theater and the uh East Ocean Gardens condominium to the east what in the world is that a wor code I know where is that coming from uh the site was developed in the 70s as a commercial shopping plaza and currently includes approximately uh 1, um sorry 11 18,25 Square ft of building area with around 100 or 520 Associated parking stalls and Landscaping uh pursuant to public notice requirements outlined under Section 11.02.19 to all Property Owners located within 300 ft of the subject parcel uh and to provide detail of the requested conditional use uh petition and the date and time of tonight's public hearing uh in addition the applicant posted a public notice sign on the property adjacent to Southeast Ocean Boulevard uh so the subject parcel and properties located on the north side of Ocean Boulevard are designated by the B1 or business limited zoning District the properties to the east and West include a mix of B1 uh and B2 or business General and the properties to the south and east are designated by the R3 residential multif family office zoning designation subject parcel and the properties to the north east and west are designated by the commercial future land use and the properties to the South and West are designated by the public uh land use and the properties to the East are designated by institutional land use so just a little background uh on April 29th 2024 the uh Development Department received applications for a minor development plan and plat application that was submitted also by kimley horn Associates on behalf of the property owner um approval uh from the development director for the ma the minor development plan application is required uh according to section 11.01.13 of Our Land Development code uh for non-residential development under 50,000 Square ft in building area the minor development plan and plat applications are currently under review by staff and pending a final determination of tonight's major or major conditional use request pursuant to Land Development code section 11105 the issuance of a site permit or uh vertical building permits for the proposed development will be contingent upon the city commission's approval of the plat conforming to the minor development plan that'll be granted by the development director so just a little background on the Southeast Ocean Boulevard overlay Zone on uh April 10th 2000 um the city commission adopted ordinance ordinance number 19 171 19-20 2000 and amended the Land Development code to establish the development standards for the Southeast Ocean Boulevard uh overlay Zone which are outlined under Section 11 uh 3.3.0 of our code and on December 20 2004 the city commission adopted ordinance 2009-04 uh and amended the overlay Zone section uh for a conditional use exception process to be considered and approved by the city commission so this is the uh commercial and family multif family section of the uh Southeast Ocean Boulevard overlay Zone um and you can notice the property here in uh red the 11.24 Acre Site uh known as Ocean east uh mall was constructed in the 70s as a shopping plaza and uh currently includes the 118,000 uh Square F feet of building area uh typically for The General commercial uses including but not limited to the grocery uh retail shipping and postage uh hair and beauty office and medical um upon subdivision of the uh 11.2 4 Acres site the remaining um 10.59 Acres will retain the existing buildings um and approximately 492 parking spaces um as is also required um and I'd like to note that the property owner has a legal agreement with his Plaza tenants that um he has a specific amount of parking that is required for each one of those tenants um the remaining 7 acre parcel uh which would be the future parcel and red uh will be developed for a proposed 2767 ft Starbucks coffee restaurant with drive-through Ser services and a covered outdoor seating area uh Associated parking ruse collection and on-site Landscaping improvements uh the 7.7 Acre Site will allow for the um roughly 2,700 ft uh drive-through restaurant with which is inclusive of a 500t outdoor uh covered seating area um landscape buffering pedestrian connections to the adjacent right of way um Associated off street parking refuse collection area and dedicated fire and vehicular uh bypass [Music] lane so I'm going to go through the four requests uh for conditional use now and um starting with number one um under 3.03 point0 2 uh subsection B1 one um states that buildings within the commercial and multif family section of this overlay zone are required to be constructed adjacent to the street along Southeast Ocean Boulevard uh with a setback of not less than 10 feet and also the width of the principal building uh shall not be less than 50% of the lot width uh the applicants uh requesting to construct the principal building with a 64.2 ft setback from the front property boundary um adj into Southeast Ocean Boulevard um to allow the proposed building width um to be approximately 27% of the parcel width as opposed to requiring a minimum width of 50% um the property was purchased in 20 uh 2022 and does not the owner does not intend to redevelop the site at this time um and it's decided to instead Revitalize the site um he's currently updating the uh building facades um adding architectural treatments and retrofitting the signage um and due to the existing building placements um on Southeast Ocean of the Southeast Ocean East Mall and the adjacent Church gas station um office building and Retail Plaza staff is supporting the applicant's request to increase the building setback from Ocean Boulevard um and due to the code requirements for the drive-thru the queuing um and vehicular patterns within uh the boundary of the out parcel the applicants unable to um meet these requirements within the overload overlay zone so combining these site constraints and the existing building placement on the adjacent properties uh staff is supporting this deviation and I just put together a little exhibit just to show the uh existing setbacks for the buildings on the adjacent properties um which is more in line with the building that is being proposed um staff would look at this a little different if the entire site was being redeveloped um and I think it's also important to note that there's been one development in this entire overlay Zone that's been approved and that was in 2022 um that's over in the other section of this overlay which is the professional office section closer to Palm Beach Road um there's a new building um being constructed um which meets the intent of the code but it it's also important to note that that was a vacant property uh being redeveloped I believe there was existing structures on the site that were built back in you know way back in the day and they ended up demolishing those and rebuilding the [Music] site um the other request that is um being proposed um section 3.0 3.02 uh requires that 25% of the parking area or one row of parking may be located between the front building facade and the front property line and that all of the parking may be located or must be located between behind the rear building or at the side property lines uh in addition it requires that the uh parking be shielded by Landscaping um so the applicant uh because of the building placement and some of their site constraints they're uh requesting deviation from this uh to locate eight parking stalls between the front property line uh in the building facade which is approximately uh 42.1% % um or it it does equate to one row of parking so um with the other 11 parking stalls that are located on the west side of the property um that would be approximately 57.9% um so this is the second request which is similar or basically a request because of the first request um the staff feels that these these two requests are kind of tied together um this is another uh one of the requests although I should point out that it's really not a request in the sense because the applicant has um stated that they will meet the requirements depending on what the board approves for the setback um the this section of the overlay Zone requires that the Landscaping be dependent or based on the uh setback of the building so should we approve the setback they'll meet that uh for item two if if not then they will will meet the setback for item one um but we would uh a revised landscape plan would be required to be submitted under the minor development plan application and we would review that based on our Land Development code and approved under that uh that application uh the last requirement um it requires that not more than 65% of the site be covered by impervious surface coverage so upon buildout the uhu 7 Acres site will include approximately 99.1% of building area uh 70.2% impervious area and 2.6 of pervious area or open space um applicant has demonstrated that the proposed development would be di Minimus in terms of the impervious and and perious uh area calculations um as the site currently exists there's um 79% impervious coverage and 21% uh perious coverage so the development is proposing 70 uh impervious coverage with 9% building that equates to the same exact uh impervious coverage that's on the site today city of Stuart development department has reviewed the major conditional use petition and recommends the local planning agency forward a recommendation to the city commission to allow the proposed convenience restaurant to be constructed with a maximum setback of 64.2 feet from Southeast Ocean Boulevard and to revise the landscape plan based on the approved setbacks also to deviate from the 65% minimum impervious surface coverage requirements to allow up to 42% of the required parking to be located between the front building facade and the front property line adjacent to Southeast Ocean Boulevard and to approve resolution 97202416655 a brief presentation okay and we can answer some questions from the board afterwards okay good evening Madam chair and and members of the board my name is Christina belt with kimley horn I'm the civil engineer for this project um I'm here this evening with our traffic engineer as well as the owner of the center as well to an any questions that you may have at the end of this presentation um I would like to start by saying thank you for moving us up on the agenda it's much appreciated um so staff presentation was very thorough and and very well put together so I appreciate that as well all right so as staff mentioned this is the aerial again to show the propo this is for a proposed Starbucks it's not for site plan approval but it's for um a recommendation of approval for the conditional use the the site is located at 2300 Ocean Boulevard as staff mentioned um as shown in the hatched area on this on this aerial it's in within the B1 zoning District with a future uh commercial future land use as staff also touched on this isn't an old existing shopping center that this is a part of so that is taken to consideration with our design heavily because it is very very important for us to maintain the flow and connectivity between this out parcel with the existing shopping center um and I'll get into that a little bit further in this presentation I wanted to show and it's a little bit hard to see but at the um right here this is the existing shopping center elevations which you all may you probably are aware of and have seen often and this is one of the proposed renderings of the elevation that are that's happening now so the owner has made is making significant improvements to this Center to really brighten it up and refreshen it and and make it a nice very visual um shopping center for the city again these are just some more elevations to really show what the existing looked like and how it was very dated and and he has been able to come in since he's owned it just since 2022 and made these changes to really make it look nice and I wanted to share these because I also want to share this slide which is the proposed rendering of the Starbucks I want to show that there is cohesiveness between the existing shopping center and this proposed Starbucks with the look um of of it as well not just for traffic and pedestrian connectivity but also just for the overall look um it was taken into account the proposed Starbucks um will have pedestrian connectivity to you know between the shopping center and the um Southeast Ocean Boulevard there's 500 squ feet of covered outdoor seating the hours of operation are 5:30 a.m. to 900 p.m. with 25 employees that will be hired in Starbucks as you may already know because there are some there is a Starbucks within the city is a part of the boys and GL Girls Club all right so here's the site plan and although we're not here in front of you today for the approval of the site plan as staff mentioned these are very cohesive as far as the conditional use and why we need those waivers oh sorry so I want to talk about that a little bit more the existing shopping center has a north to south um Drive pattern through through it with one-way traffic so when we took into account our design we made sure that we were consistent with that to ensure vehicular connectivity and pedestrian connectivity was taken into account for safety not only of the people that are driving but also of the pedestrians that are walking we want to make it as easy as possible to be able to get in get your coffee and move through the shopping center to exit it should be noted that there are no you know um there are no direct connections to our parcel everything is through the shopping center just to kind of go over the site plan a little bit the there is the light intersection there so customers would come through the lighted intersection and and enter the site through here or they could continue through the shopping center and enter through here and then there also there's the existing connection over to the side where they would come through and run parallel to Southeast Ocean Boulevard and enter here again just touching on that that this is the only way to enter is through the shopping center the the flow through the shopping center as I mentioned runs north to south this way which is exactly similar you know is the exact pattern of the shopping center and the reason I wanted to go through that site plan a little bit was just because as he mentioned with those waivers I wanted to explain a as well as um the placement of the other buildings along Southeast Ocean Boulevard it also um the one of the main reasons for the placement of this building has to do with the site circulation through the site which is the first waiver request that we're asking for that he mentioned that really triggered the other waiver request that we're asking for um that has to do with the setback and the front edge along oan East Boulevard as mentioned we're requesting 62 64.2 feet for the setback and really the the code would the overlay code would require it to be right along here um adjacent to Southeast Ocean Boulevard if were to meet the setback and the frontage requirements of the overlay the building would have to be completely rotated with the frontage completely along Southeast Ocean parallel to Southeast Ocean which would require pedestrian and vehicular access to travel east to west so it' be directly perpendicular to the existing flow within the shopping center which would cause conflicts um with vehicular traffic and pedestrians this is the same images that you saw with staff's um staff's report but this is the second waiver request and it has to do with the impervious coverage the code requires that we have um less than 65% of impervious coverage no more than less than 65% and we do not meet that but as it was stated this is an existing paved um just parking lot that's really vacant and there's nothing there's not much there so we're not um decreasing the perious we're um keeping it consistent I also would like to mention that uh we worked with staff just before this meeting to to talk further about this and something that um we have come up with a solution to do is add perme permeable uh asphalt to the parking spaces that are um along here and here as well as some off-site permeable pavement here to meet this 65% requirement so therefore we will not technically need to request this waiver and as the last um one of the last waiver requests is the parking requirement for the parking to be along um oceans Boulevard again this has to do with the placement of the building and where the parking needs to be located we're being consistent with the existing shopping center they have parking as well along the frontage of of ocean East Boulevard and so we are just asking to stay consistent with this with that and although as staff mentioned we're not asking technically for a any kind of landscape waiver or sorry we are technically asking for it but we are meet we will meet the code we will make sure it's provided and we're going to actually provide more than what the code requires and so I wanted to touch on that a little bit and just show you what what the owner is investing into this property to make the improvements this is a the exist gosh I keep doing that I think the batteries are dying yeah sorry this is the existing um corner where the lighted intersection is and you can see the existing landscape there's no the buffer isn't very tall it's pretty you know low the the shrubs are kind of sparse so we're proposing new shrubs this is the after new shrubs some flowering understory trees which is code requirement but we're going to provide not just a code requirement more in addition into that so I really wanted to show what that was going to look like um these are some of the the plant materials the crepe myrtle the flowering tree understory trees and some of the shrubs and I did have one other slide I think um I I didn't get it in it didn't get in there in time but um we also are going to provide let me see if I can get back to this here along Southeast Ocean will carry that same plant material pet out to make it very consistent along um Southeast Ocean Boulevard so again to bring that cohesiveness with the the out parcel and the overall shopping center I think that concludes our pres my presentation and again we're here if you have any questions okay um did we have any comments from the public I do not care okay from the board now does anybody have any questions that you would like to ask I do okay um so one of my questions was with the current amount of parking that's in the facility that you need that it I think you uh Chris had said that is required by your other tenants is there a possibility for you to build Out Future out Parcels absolutely no so there's no not enough parking not enough because there's a huge kind of SE between that and the doctor's office and so once we make an exception here it could continue to Cascade down no the the agreements that the owner has in place we are right he needs to have a 4.5 parking ratio and we were right at 4.5 with this proposed Starbucks so there would be no nothing further that would be able to come in into play so there's no threat that we're just because I know it's saying 10 feet but if we keep allowing more and and then the next one's going to come and so you're going to do pervious so we're going to meet the 65 so we can I guess I think we're so we don't need to do we need to vote on that or is that now not an like how does that get handled as far as when we're voting we just amend it heard the recommendation so now we only have three that we need to vote on we do is is um after this meeting we will write up the recommendation from the board and explain that as a condition of this major conditional use um unless you can Dem unless the applicant can demonstrate the 65% maximum on their site then we we can't issue any permits so uh and and also on the other site so accumulation of the two um but we can write that into the conditions and my staff report will be updated between the LPA meeting and the city commission meeting with um a detail of what happened at today's meeting so that'll be included in there okay fantastic right do you have more um yeah so I guess that was um the current so you did answer so you're going to have new Shrubbery all the way from like The Fresh Market it's going to be consistent across it's not just going to be in front of the Starbucks I understood that correctly okay and then um I guess that was it the only other thing I guess if we're going to the larger setback we'll have more shade trees and not just low Shrubbery right is that the difference in between the 10 feet and the yeah it we there when there will be understory trees which is what I was showing the flowering type trees it's Hol those type of trees um we can't have large um shade trees along Southeast Ocean like very very large because of the power lines but how and is there going to be Landscaping along that there's the I don't know what you would call the Ingress egress and where the light is will there also be additional Landscaping there or is it just along yeah so I'm sorry yeah I think I just got the older my my presentation was I had a plan that showed um I can pull up the agenda and pull up the landscape plan you want me yeah you want to do that because it shows um so that long that when you drive in that median is Island will have the Hol and the create myrtles it'll carry along through to the internal drive of the shopping center as well okay okay okay great atin I had a couple questions so um again just to clarify so uh these changes within the existing parking uh will not impact the the malls parking that they're required no okay that's good um you mentioned seating Outdoors but I couldn't really see where that was is that in the back of the building or it is located in the rear of the building or not in the in the on the south side of the building in this location yeah it's a covered outdoor seating area right on the back fa the plaza so this is the Outdoor seting no it didn't I wasn't outdated foration go ahead and I I see where you're say so the plants are um this is the elevation or not the elevation but landscape plan landcap mhm so there's no opportunity to have the the patio out front to make it a little bit more pedestrian and pretty versus The Patio in the re the window for the drive-thru is located in the front to maximize queuing we need to have and stacking to meet stacking requirements um not the prettiest view though no I yeah we spend time we spend time oh wait come to the state your name I'm alanazi partner of the shopping center okay yeah we actually spent a lot of time actually considering what you just asked for moving it it would create and and we talk obviously talked to Starbucks about it hey could you do anything about it and what happens is is a safety issue if you move that to the side the queuing if I may queuing here this one doesn't show all the cars this is offering maximum all the way move be here this is their entrance and there's a safety issue they don't want customer moms walking through a driveway where there's people queed up m that's why so I guess though my concern is if that's the walkway up at the top left corner that's coming off of ocean if we had pedestrians coming over from the condos or whatever they're going to walk all the way so there's no que on that far side of the building at all so they'll still walk through and around it right there uhhuh they or you pick up their Stop's a stop sign here there's a stop sign there is a little careful there yeah saf this is something that believe staff wanted and we gave them to connect the sidewalks to the to the actual Starbucks we didn't initially have that and where's the P just can you point out where the patio is going oh it's back okay so this okay I'm looking at there way that's going east ocean that's going okay okay y y okay show oh there's the cars yeah there's the cars so she wanted to stop here so which way do the cars go when they get there oh they're starting there out wide okay okay but conceivably if there's a lot of cars in line which Starbucks tends to cars would kind of meet each other at the top Corner going this way ask what happens more cars than in the queuing because like in the morning right when people every's getting coffee where does that queuing then go to up along the walkway 15s a lot of cars here I think it was 10 is what the presentation had said yeah so so this this maximite there's 12 on that Starbucks know 60% of their bus comes out of at this based on the expected volume right but let's say that something happens and and the line is STO because they can't deliver the coffee fast enough where do those cars end up waiting we trying yeah she asked if you can speak in the mic yeah yeah so it feels like you're going to be leaving here and entering here microphone how exciting is that they would cue all the way back back if that circumstance happened where it was a backup on a particular day I would assume that they would have you know they would they would have the employees would be out here to stack them upst I don't think I've ever seen a Starbucks with people out that's a Chick-fil-A that's Chick-fil-A that's not Starbucks wrong wrong franchise they're really good at that I realize that Chick-fil-A has become a big problem in shopping centers nobody loves them but as a shopping center develop a lot of room for them yeah but I mean Starbucks is also I mean I do feel like those tail ends are going to meet each other on a busy day but I'm not really all right and then the last question I have is around the pervious versus non perious what does that look like actually so when you said well we could just make the parking spots oh so the um staff actually the Publix there's a Publix um off what is Baker Road B Road Corner Cornerstone and you really can't it really looks just like asphalt like the you really would not that it's you really would not know that it's a different type of material yeah okay thank you that's all I had okay I was just going to ask about the dumpster detail is that a typical Starbucks dumpster Detail no this is uh City required detail large are those carts or dumpsters they're they're actual dumpster containers do they re require it for the restaurant yeah the use okay and those are in a big en area yeah yeah and there's no way you could do one set of swing doors no I'm sorry no yeah that's the typical detail for our um our utilities department based on the square footage and the usage they have calculations for uh for restaurant uses that's a your that's your code that's a land develop city of Stewart Land Development code regulation got right anything else all right we need to do we need to vote we can vote one thing we don't need to vote on all three separately or one one okay would anybody like to make a nomination a motion a motion motion we need to make a motion with our changes though correct that we're going to cover you make whatever the motion you would like to propose would include any changes that you we're saying that the mo the motion would be that they're going to cover no more than 65% is going to be yes 65 or less is going to be impervious yes they're going to um do the setback but they're going to in exchange do a landscape plan that goes all the way I think all the way across ocean correct um and the shade trees larger the setback you're going to do the landscape plan for the larger setback yeah are those the three items right was there something that was missed the part which is also a request in their their current request so I think really just yeah it would just change the the um the impervious coverage would be um required to be met uh on site or elsewhere on the uh subject parcel uh Landscaping would be based on the setbacks and the uh parking is allowed based on the building placement okay and the building placement itself of course all right okay somebody want to word that better than I did uh okay so let's go back although I don't know if I can make the motion one of you one of you two want to make the do you want to make the motion okay so the motion is to approve the conditional use for the parking for the setback and landscape for the landscape with the increased setback and for a um maximum of 65% impervious coverage well done I think we got it all Chris if he's If he if it's just um set back does that include the building placement yes yeah okay all right and didn't end the increased Landscaping because he they did say they would incre they would do the Landscaping all the way down and I think that's important increase Landscaping all right that has to is that a motion that you made that's a motion okay I'll second it all right do we would you want to go down the line do we need roll call or we got we can do a roll call okay board member Peterson yes board member Forbes forb sorry chair laoren yes and board member strum yes yes all right thank Youk you very thank you all right next the text Amendment to the Land Development code non-med marijuana dispensaries but I'm really curious why we're doing this already uh before just just in case that passes I guess yeah that's really weird U Can I I mean can I ask ahead of time like why are we doing this before it's even voted on in the election why are we let me let me read it into the record first okay okay all right uh ordinance number 2531 2024 an ordinance of the city Commission of the city of Stewart Florida amending and restating the city's Land Development code more specifically amending section 2.6.2 three uh entitled reserved and inserting supplemental use standards for non-medical marijuana dispensaries amending the land use table in section 2.2.2 to include non-medical marijuana dispensary as an allowable use under certain conditions amending section 3.1.3 to establish parking requirements for non-medical marijuana dispensaries within the urban code districts amending Section 6.1.1 3 to add off- street parking requirements for non-medical marijuana dispensaries amending chapter 12 definitions for conforming terms amending Chapter 30 of the code of ordinances to prohibit smoking in uh public parks and recreational areas providing for severability providing for conflicting Provisions providing for codification providing an effective date and for other purposes and I can answer your question briefly yeah go ahead it's obviously it's a a non-medical use marijuana is on the uh the ballot coming up in November um and in an amendment to the Constitution and so um we are anticipating it passing for today I was in a seminar all day with police legal advisers and Sheriff's lawyers okay that's part of my job that I do part-time here for the police department and we had a speaker that even said reiterated three polls and the lowest poll was 60% and that's what needs to pass uh in the election so obviously it takes several weeks to pass amendments to okay um our Land Development code um and so we're going through that step process now we brought it up to our city commission maybe a couple couple months ago okay and they requested to bring back something uh they would like to see it more along US1 type corridors or in business areas they don't want it in downtown so we have amended some uh of Land Development code to uh allow for uh non-medical use marijuana to be restricted in certain areas and and to be sold at certain times not to be too close together um and I'm gonna let Ben go through all of it but that's okay uh we we had gotten some instruction form from uh City commission to come back with something so that's why we're here so Ben's going to go through uh the presentation and uh good evening board members um so Ben Hogarth um actually Community Services Department uh this was kind of a team effort uh across the board so I appreciate Lee and and the planning department as well I'm not going to read every in the interest of time not going to read every slide tonight um I I think it's good to have the ballot text up there um for anyone for the record of course this is everything that everyone's going to see in November right now there's a high degree of confidence of Passage um I I think it's also important to note both presidential candidates have now as of three days ago endorsed this ballot in Florida specific um it's also important to note that polling recently has been between 60 and 64% and that was before then so um I I think there's a high degree of confidence and so as Lee said this is uh really what staff kind of came up with um anticipating that change and so it's important to also note 2016 was when medical uh medicinal marijuana was passed in the State of Florida this is specifically talking about as the ballot says um personal use recreational marijuana and how that will affect um kind of zoning and and use uh so uh I'll just paraph paraphrase the purpose the whole intent uh from the Commission in the direction that they provided staff back in June um was to ensure that the downtown area in particular uh the historic downtown area um is regulated in a way that uh would provide for the kind of continued success that we've had downtown so you know obviously we don't want to see what we've seen in other states in the west coast um who haven't had kind of controlled measures uh measures where just so many of these businesses open up in a in a small area and it kind of creates its own culture so um there's a lot of kind of just rational uh basis for that um staff recommendation uh obviously is to U the ordinance that we had provided in the agenda is uh supplemental use standards in the Land Development code um this is similar to kind of where pain management clinics were put in Land Development code back in the day it it's where we felt it would be most appropriate the ordinance that we drafted is a little bit unique in the sense that it touches both LDC and um code of ordinances because as you'll see I think it's an exhibit f um but at the very very end of the uh the ordinance uh proposed changes we we talk to um similar to Martin County we've uh essentially prohibited uh smoking of any substance in kind of our public buildings and areas and Parks uh and within 50 ft thereof so um I don't want to again in the interest of time I know this was in your genda packet I'm happy to speak to uh any specific uh that we drafted in there without uh Direction clear direction from the commission previously um we didn't uh know everywhere that we needed to touch um everything that the commission and and certainly advisory boards would be interested in in changing what staff did do because state regulations in Florida are so restrictive compared to States out west and and and many of the states have already passed uh measures um local governments don't have a lot of of measures on our own even with medicinal marijuana to to choose the location and the zoning and all that so what you see really is is kind of from our best analysis and best guess in some regard to what we anticipate the Florida legislature will do once this does pass um come March in April and May and it starts to go into effect and they do the conforming laws um the I think it's important for the public for the board to know the primary purpose of this is to ensure that um the locations are are for where the these buildings can be in these dispensaries specifically selling at retail sale non-medical marijuana um will not be downtown uh if you look at the uh the ordinance we've we've placed it in the business districts um for allowable use industrial uh cpud IP um and currently right now Urban Highway which would be uh a lot of us one that's north of the bridge of the Roosevelt Bridge um so I'll stop uh right there just in case anyone who had read through it um has any notes or or comments um I don't see anything mentioned in here do you have anything about not being near school yes that's a great question um so we we spoke about two different distance requirements um I'll call it out specifically in the spot it's uh exhibit a it might so one of the other things we did is uh we have both the ordinance that has all the additions into code in there and then exhibit a kind of shows you what it would look like in code so depending on your preferred format um I'll just look through exhibit a but under [Music] uh uh distance requirements is section e um so there's two there's distance requirements from uh dispensaries from one another and then there's dis uh dis dispensary distance requirements from schools uh which is a state statute uh you might read it a little bit as weird because one of these two requirements reads is uh from entrance to entrance and the other is as they say as the crow flies or kind of a linear distance um we we maintain the linear distance uh for dispensary from schools at 500 ft because that's kind of the the way that the state statute words it that's the bare minimum um we're happy uh to certainly take direction to expand that we can go beyond the minimum uh but that's part of what we wanted to have as that discussion yeah I I would highly recommend expanding that so that it's nowhere near schools and then um and then do we have language also that it's nowhere near like residential areas yeah yeah well to a certain age yes um so I should probably bring up the maps to make it a little if you could that would be great yeah I mean because we were talking today about like the ocean overlay is that that's business could it be along there because you've got houses just right behind all of that um sorry I had one that was open already um see if you can see this one okay so uh map number one and and I'm going to try and increase the size of this this would be this would be the Zone um if this is the current Formula business area District everywhere in blue and obviously you have Colorado um and Oola Flagler all of that uh the idea here and certainly we're happy to take direction to expand this or contract it the idea was to kind of overlay a figure where um dispensaries would be excluded from being able to be permitted so this would be kind of our I'll just call exclusion Zone it would just be not allowable in this area specifically and then we would have a second section and we do have a second section that calls out uh the locations in the city where it would be available yeah I'm just trying to so where is I'm trying to figure out if somebody show me because it's hard to read this okay so over on the right corner up there is that like where what is that area right there is that East Ocean where's East Ocean so East Ocean if you follow my mouse cursor this is East Ocean so confusion corner is right here with the train tracks so that line is at the hospital so this is I believe West that's SE up there oh that's Detroit sorry this is Detroit it's hard to read on there sorry so what's at Detroit are we kind of towards Blue Door are we further than that yeah that doesn't go down very far it doesn't there's like a pain clinic right after that that's what I was saying you mentioned pain clinic is that building right yeah so part of Staff conversation was you know should we go further down ocean oh I think you should 100% I think you should go as far as the city goes down ocean but then I also think I'm also very troubled by the fact if you could zone out please yep okay so correct me if I'm wrong but in this area over here isn't that St steuart middle and East Stewart and like 10th Street the Boys and Girls Club isn't that right there uh 10th Street would be further to the east it wouldn't be on this map but you're absolutely right as soon as you get past um uh Memorial Park which is right here on the right side of the map so this to me has absolutely got to say no way in any area near Stuart Middle I would not have it near Boys and Girls Club I would not have it near like the 10th Street Community Center area I just think that any of those areas there the hospital there's the hospital it's geared towards children should not be allowed well and also the whole like shopping district along Martin Luther or um is that Martin yeah Martin Luther along there the police station is all the shops are there with the boys and girls club across the street You' got a lot of pedestrians there a lot of families right across the street from the pain clinic and so like yeah that just doesn't would not want to dispensary right now I'm going to kind of bring this over really quick because this map shows a lot more um these were a series of maps that development put together uh of the downtown you try to make it larger for like really hard to conceptualize here yeah it's so there's a series of maps here this would be see where you're at okay um these so everything that's outlined here uh the the red I believe all the business district but uh all the areas that you see colored would essentially be an allowable use um in the future so here's the colors B2 3 4 industrial okay so where you have okay so go back go here so you can see a little bit better okay so where it is red is where it would be allowed am I reading that correctly correct but everywhere that is not red it would not be allowed yeah in in the for so the other map that we showed you're correct the this map the purpose of this map is so that we do both things we show where it's allowable and then we specify where it's explicitly excluded um and one of the reasons why that might be important if for any reason um I know we talked about the zoning in progress recently if for whatever reason code changes in the future where business district is where each of these districts are having this exclusion Zone sort of will cover us in the future so that's our thought process I'm sorry I don't know that I this map and the colorcoded map don't seem to Jive unless I'm missing something and so I'm confused I agree with I agree so because you're saying this is the only thing excluded but then when you show the red map I'm thinking yeah okay the red thing that makes sense but if it I don't know yeah you're right it doesn't line up it doesn't seem to be the same I'm missing something yeah I'm going to go back to the col Chris mccraine for the record uh just to clarify the the it's not just the red section so everything that has a color in a zoning District that would permit those uses everything that is not colored which is basically just an aerial would not be allowed okay so so the the red is is B2 purple is B4 so you can see from the go to the legend oh yeah it's up here so you'll see that these are all the zoning designations that are called out in the ordinance that allow for the use and these maps are just depicting the locations where those zoning districts exist today okay so why is there a rain random by Oola like that random dot that is actually a PUD it's a commercial plan unit development what um I off the top of my head I can't remember what it which is it the one by the Women's Club I think it's Sada Salon oh oh wow it is a tiny little building I know I know what you're talking about that is an actual plan unit development which was approved by the city commission as a owning designation okay so scroll to the ne scroll to the one but that's the bottom one okay stop this is going south in the city so according to this the East Stewart area that we were concerned about along Martin Luther would not be an allowable District if you'll remember the well the East Stewart zoning designation has its own zoning code so it doesn't specifically call out that zoning designation which is the bmu business mix use um sfd single family duplex and gr which is General residential office those are not zoning districts that are allowed to have uh this use oh okay okay but it that is one of the reasons for having the exclusion zone map in addition to calling out the zoning District because we don't know if anything is going to change so maybe we can change we can expand the exclusion map just so that if the zoning changes and they put an overlay there of some other sort of zoning now all of a sudden you know I mean because you do have doctor's offices and stuff all along like you know ocean but I mean that's me I'm like a door away from a doctor's office but and if you bring up our zoning map U the majority of the zoning along East Ocean is R3 or residential multif family office which is not an allowed zoning District the exclusion Zone would cover both of I'm concerned because now on the other side of dolphin down by Kingswood and all that now you're allowing it again and while they are private schools there are still schools with children on a regular basis down there what I would add to that ma'am is that um so just remember the distance requirement that we end up settling on and we could increase that to something like a th000 ft no matter where this is allowable that will still be applied anyway well we had talked about distance I went and talked to all these nice people put up with me for an afternoon um but you know I was looking at like from here it I know this is not an allowed area but for an example because it helps um visual like if we did it from here Riverwalk this could be a dispensary Riverwalk Oyster Bar could be a dispensary and the Flagler Center could be be a dispensary if we did 500 ft yeah so to me or or like the shopping plaza on um we also talked about like the shopping plaza at HomeGoods if you look at Payway yeah HomeGoods and the mattress store that could have three dispensaries in that same so again the 500 ft just SE that is not much I don't even think a thousand's enough when it comes to I was thinking 1500 I I agree I just but that may not be allowed I don't know yeah 15,000 but is there a reason why we could not restrict it to just that bottom part that one Corridor and not even count like you know that area that's over by Kingswood that's more residential there's some private schools there like is there a reason why we can't keep it just along the US one and the industrial areas again we're here to get recommendations from you the the St the the city commission didn't give us a lot of detail they definitely said no downtown and said they they all seem to like us one I like us I like US1 too our staff we just piece something together and and we're looking for feedback makes a lot of sense require and the industrial areas like over by Walmart and of um what is what are like Commerce back there that would be okay us one would be okay but I think Comm it's not ours W Walmart's not ours I thought it was yeah I was going to say I it was count once yeah yeah once yeah it kind of goes in they were annexed in what what is County what is Martin County saying about this they don't have it yet I I was speaking to them um within the last couple weeks about it but they they weren't thinking proactively like we were they do have a non-smoking in the Parks um already in place and we don't have non-smoking in the park yet we're adding it for sure I remember being used to be an assistant County tur and I was parks and so I remember that being in place and uh sheriffs were enforcing it out at like halok so um when I got here I noticed that we did not have it and um Ben and I mentioned so we're saying Parks but does that mean that like people could be like say if you're at a restaurant and somebody like people smoke outside a restaurant which is annoying enough but like they could just be like literally smoking marijuana outside a restaurant well our ordinance is uh public how was it to find again Ben public land including Parks or how yeah it says public parks 50 ft thereof y um so again we're looking for input from you guys on it um how is the river walk walk zoned is that a park like like so could somebody sit on the boardwalk at Rock and Riverwalk on a Sunday smoking pot because it's not a park that that would be excluded so that would you would not be well you couldn't sell there but are we going to exclude it for smoking there well that's that's we do have the one of the last the the Amendments that we have to the code of ordinances addresses that so I don't remember what exact is that specific to marijuana like or just smoking in general smoking in general I say we V to just say all I want to mention that they do have the cigar yeah oh that's right I want to mention the feet distance so I mean you said 15,000 or um 1500 maybe I I don't I mean that's um I don't think it's it's it's discretionary let me give you an example um sexual predator sexual offender laws under the state of Florida is a th000 feet from a park or school you can't reside if you're a sexual offender um and I think I used to work for Port St Lucy and we had 2500 so we expanded it that much so you can't expand it um about 500 is the floor so we started off at the floor and we're looking for let's let's go towards the ceiling I agree and then is there any way like because my only concern is like I said like you say schools but is that just public schools because there's a number of private schools that are in a certain area be any school any school okay I wanted to make sure um and then I guess my other thought was about so with these dispensaries that there'd be no smoking on the premises outside because again the HomeGoods plot so the outside that's in there okay okay okay so increase the distances you read yeah I'm happy I'm happy to read it um she's got question questions on it yeah so so one of the things while I'm while I'm mentioning that I did bring up the map North of the bridge as well so it's important remember US1 does does continue up the air the dark purple I believe is urban Highway um the lighter pinkish purple that's more cpud um so you can kind of see it's still mostly around us one there yeah yeah um so also as you're talking about distance requirements I want to mention this too remember we have two different distance requirements uh number one is dispensaries from one another and then the second is the schools so if you want that number to be the same I think that's okay too um we're just looking you know if it's 1500 or 2,000 ft somewhere you that's the feedback we're looking for and then uh let me bring it up um this is all an exhibit it's easier to see it in exhibit a by the way if you're looking um uh we also do have hours of operation um noise lighting and odor we we added that just in case you said odor yes oh that's good um so that's a big one yeah it so a part the challenge with this is is forecasting potential other potential aspects of of this law um that the legis ERS could start um touching and so yeah there could potentially be a a business that opens that doesn't even sell marijuana just sells marijuana accessories okay so that's something to to think about as well um we do call out and sorry apologize I'm trying to find exactly that spot um where I think it's under maybe General requirements um oh we we also talk about um square feet with conditional use approval so um I think we maximize that at so they can't have excess of uh something else we talked with the city managers having too large of a building so we can't have um in this code right now in excess of 2,000 ft of retail space for um uh essentially retail marijuana or um personally Ed marijuana it's a super center yeah no bies for marijuana no so they could have 3,000 square ft for medicinal and only set aside 2000 is that how oh yeah that's and how that's actually a good question is how does current medicinal coincide with this new you know so the challenge and this is part of where Florida we're going to have more challenges than other states because right now the state regulates um or preempted the cities and and the counties from regulating um medic marijuana facilities and their locations we have to regulate it the same as pharmacies so we can't be any more restrictive than Pharmacies with those this has not been uh preempted to that degree yet obviously the ballot initiative hasn't passed um so we don't know if they're going to attempt to do that also um after the fact but this is to get something on the books um for right now and and hopefully it you know everything prevails later on do we oh sorry go ahead I was just going to say so can existing dispensaries that are medical now like in the same location like offer both or is there restrictions on them so the way the ballot it's a great question the way the ballot initiative reads now the what what's anticipated because the distribution model is already in place is for those facilities to start selling Recreation the next day then the state is because do the Department of Health is still regulating everything according to even this ballot um even if it goes recreational do still has kind of the Authority for now so as a result we know that medical facilities can be the first licensed potentially those who I should say that dispensaries that sell medical marijuana but if if they're in an in an exclusion zone for us that we're excluding for recreational or because I'm assuming right now if it's medicinal and marijuana it's maybe allowed closer to the schools or closer to it's interesting medicinal marijuanas are allowed anywhere right now or medicinal dispensaries are allowed anywhere a pharmacy is allowed right now under law but what's interesting is if suddenly the Law changes and the ballot passes and recreational is allowed to be sold there grandfathered in their location but by passing this they're not necessarily grandfathered into the use of recreational marijuana so I I this is an approach that staff really took time to think about how wondering if they'll be protected because they're still medical right and then they decide to do nonmedical they'll have to change location potentially change location okay all right um so I think that's kind of an important unless if I'm wrong Le's free to correct me by that's my yeah like we should we make it that if they if they play as it rolls out if they go non if they're not just going one or the other but if they adopt non-medical that then they have to these rules comply with these rules so regardless of if they did non-medical once they decide to do or if they did medical before once they decide to do non-medical then it should apply to this yeah it's how it should read because otherwise then their grandfather didn't where they're at and they could do whatever they want so the so the direction staff is looking is kind of an these issues one is that exclusion zone map that we that we had and I I shouldn't say that's the exclusion zone map that was the starting Baseline because we wanted to know if the formula sorry let me pull that back up if the formul if this is already existing in code this is the formula uh business district and when we we're talking about um expanding like past Oola and ocean on on the east side here um if you wanted to include it and how much further down well I think you should also include where are the the N where are the medical marijuana places currently like we should know where those are so that we can get an understanding of what that looks like I think most they're they're all on one pretty much like most medical marijuana places that I do we have any that are off of us one that we know of because I'm having cancer there might be there might be there might be one and and one of the other things we're concerned about is not just where medical marijuana uh locations are but also where phes are uh potentially already cuz that's kind of has to be the same allowable use so um we we don't have all the ANS cuz we're kind of like trying to forecast uh what's going to happen but one of the key things we wanted to get um before we move forward to the commission is like how should we expand this this formula map um for where everything's no matter what excluded so I would think I actually liked his so for two things and I think we do the same amount I like the 2500 only because not only was it making it a good distance from schools but it also means we can't all of a sudden have an influx and like you said talked about the culture that comes with it like an influx of these where people are just going to hang out and smoke pots CU how many miles is it from like just the Roosevelt bridge to the end of City Stewart on US1 you could kind of do the math of how many would actually be allowed if they're a half mile apart you know it it would limit it from being an overwhelming thing because 2500 is about half a mile my M about right and also is there a limit of the number of dispensaries and other is that a license thing that there can only be five and or I there there is a state regulation on the amount of uh medical marijuana treatment centers um we we anticipate that perhaps the state legislature will try to keep this well regulated and and keep it to that for now that has a hard limit in law and basically they originally uh licensed 10 to start and then every 100,000 people that signed up for for medical marijuana license uh the um nurseries and all that were allowed to uh initiate another four treatment centers uh licenses so that number I think is now over 20 it's about 22 it's either 22 or or now going over that um but that's medicinal this this ballot initiative allows the legislature should it choose to in the future allow not just medical marijuana treatment centers but all sorts of businesses to just start licensing um the the retail sale of marijuana wa wait wait whoa whoa so we're like wait a minute that sound like what like could Walmart start selling marijuana like what's going on so maybe maybe maybe walm sells the marijuana accessories right and and I I can't this become such a Pandora's box of possibility yeah you're not there's pharmacies uh down uh yeah right in that area yeah yeah and so our Focus as a staff based on you know the commission Direction previously was you know where is primarily the substance going to be sold and we really honed in and focused on that um and and our clear Direction was try to keep it to US1 wherever possible um but we you know we put the minimum distance requirements in here and that's why we want to solicit feedback is how far should we go with that um you know the the the legal limit might be you know to the point where you're now completely excluding it by distance and and you know 15 miles right and and and so you know we don't know what that is but we're happy to um you know put those distances in so I think that from what I'm understanding from what we're saying is keep it to one 2500 minimum feat between the the dispensaries and the schools um and then if it's possible to limit like like you only can get a certain number of permits within the city to build them like just so that there's not all of a sudden like we don't want to be like I'm sure it might be certain counties are very friendly to this so everybody's traveling to certain counties like and they know yeah yeah I I what I would say just based on my I have more of a a formal legislative background um what I would say is what's most likely to be uh preempted is that sort of policy on limiting number so what a lot of cities have done in situations like that is limit um in lie of limiting number or completely prohibiting the use or activity they limit it essentially by codifying it to specific areas and districts and that's been upheld for a long time that's what I that's what I think so the 25 limiting the zoning in the feet from distances that's going to limit it limit that's what we want and the size of the building so we need to look at the school distance we need to look at the distance from each other and then the building size no smoking in the Parks what else the building size are there other things that we're recommending on tonight well we did have um you know it was perhaps it could be worded better or um more more inclusive more detail um we sort of just did a basic cover but on Section F of that part of code um was the noise lighting and odor discussion uh it's it's impossible to to tell how far the legislature is going to go on this um in some states they allow even the agricultural use right there um in the same kind of locations that uh that that sell retail and so some of the concerns uh of those locations is like sound generators powered at night and and adjy of the building so we tried to have something at least in code that that speaks to it at the beginning but it's like I said too much of a Pandora's Box to go into because I we just don't know how far the the legislature is going to regulate this at that level what about the odor for down downtown is there a way to basically not have people smoking marijuana cuz I get it like cigarettes like that's really hard cigar we have a cigar shop but is there a way that we could cuz that's the worst if you've ever been to a city like Seattle or something like that it's disgusting if they're allowed to smoke cigarettes walking down why couldn't they smoke a join if it's legal now so at least that at least at our public facilities that new um ordinance that we've proposed is in addition to the LDC ch es here um would prohibit within 50 even 50 ft of these these public locations um the parks the the River Walk our buildings um so if you're out in front of The Gafford and one table smoking a cigarette could somebody else be smoking pot because that's not necessarily 50 ft from the Riverwalk um or Lunas on the other side yeah I'm concerned of how the states going to preempt that in the future and and they might they might just Ubi with this lead make it illegal everywhere um anyway but we're we're also preempted on on regulating certain activities for example uh when I say smoking any substance as it says on uh on our draft ordinance something we have to add before we go to final and I probably should have mentioned this earlier is Cigars Cigars would be exempt from this not because I like cigars because because the state Exempted those cigars um in recent last two two or three years you say no smoking on public sidewalks that's a slippery slope it's a traditional public forum and that's more of a question for Lee you can't sleep on them can you smoke on them like right I mean is that a thing I don't know I had to get back kind about I because I'm just thinking of like how do you you might not be a you might have to go to us one to buy it but that's not going to stop you from bringing it into downtown and you might not be able to sit on the Riverwalk but maybe you could stand City Hall intent is not to have to smell that anywhere yeah for it to be covering downtown yeah I guess at this stage you know we're trying to limit you know people hanging out in front of a store in downtown or selling it downtown um and and and and obviously we do have a a public land in downtown area where they wouldn't and we do have like the fireworks and stuff they wouldn't be able to smoke it there when we do like the fireworks show uh for the 4th of July and Memorial Park they won't be able to smoke it there but Christmas parade on Ocean sitting on the sidewalk the kid walking by yeah yeah well I mean some of it if it's going to be legal it's going to be legal but if we it as much as we can do to kind of limit it to those public venues outside right you're not allowed to I don't know can you drink wine at on Ocean the not that I've ever done that but right special cup I I I don't I don't know the answer to that off I would have to look at that one but obviously if you're intoxicated a police officer could sure yeah but getting it's that part of getting to so I wonder if we can look at it similar to how is alcohol that's like a law enforcement question I within the city handled like can you can I walk do we have open container laws we don't have open if they're that's open containers it would be a nightmare for the police to regulate every I'm not saying they're regulated right you're never going to stop everybody from doing everything at least if you you could have it on record on record sit in the curb but you understand the intent is that and I remember the county it was difficult regulating in the Parks I remember even how ptio they had you know one out there and it was tough it was vaping was what was bothering everybody good kids playing sports and they maybe getting a recommendation from you know from the steuart police department oh it's a great idea could we do that could we get a recommendation from Stuart law enforcement on what they think is a way to that could be enforced right I mean in fact we did not even think toh get their input on it no that absolutely is what you should be doing yeah because there unfortunately whatever we whatever is decided decided they're going to have to enforce so yeah I mean besides the actual building of a facility but in full transparency we sort of stumbled into well may sure maybe we should be also including this uh originally started with only LDC changes um for for your edification the one thing that we do have included language right now this spoke to something you you mentioned earlier um I'll just read it it shall be unlawful for the owner or operator of any medic of any marijuana dispensary to encourage any guest or customer to loiter outside of the building around adjacent Properties or designated parking areas uh including the use uh of any substance or product procured from the dispensary so although we may not necessarily be able to um enforce every sidewalk at least what we're doing is holding business owners accountable to say you know people who are coming in to purchase in your property you're not just allowing think bar right Colorado they hang out there in front and they drink their K which I don't have a problem with but I'm just saying that I could see a dispensary be very similar oh yeah well the concern is does the Cava bar suddenly get a license to sell right also yeah not that they would but just you know right I agree isn't there a VAP place next to the Cava bar I think or a wasn't there a glass something I don't know I feel like that's maybe adjacent I don't know are are there any uh states that have gone through this and have like dos and don'ts L absolutely it's funny because uh Chris and I especially talking Chris started he has experience in in Colorado not necessarily with this but he experience of what it's like to be there and in our city manager same thing and there's so many there's so many aspects we would have liked to touch but the state ties our hands at a local level um so this is our best snapshot of what we feel we can we can touch especially even this is is anticipating something that hasn't happened yet okay and it sounds like if it does get approved you're going to get more guidance from the state and they're going to kind of and and from our commission as well um before we go to final uh this was our kind of our first draft there's some scribers errors and other things that we need to tidy up plus uh your recommendations I believe it was if staff's hearing it correctly 2 200 for both distance requirements okay and schools yep okay and I think I mean I think what from what we've said is instead of like this larger area where it's I mean the small area where it's excluded to really just limit it to US1 industrial or what and whatever it's called North ofd Prett much basically the rest of those areas because I I just don't see that that's being a responsible placement and what I'll reiterate and it caused confusion earlier on I apologizes the two maps the purpose we felt of the two maps is one is the map that that we show that shows all the areas it can potentially go and be allowable use in the future that's a kind of just for standard zoning this what I call exclusion zone map that we'll create as a new figure we want that also in case code changes in zoning changes this Zone can just survive um those that's I think that exclusion Zone should be larger because because zoning changes all the time we this is why we're here right this is why these meetings happen so it could change at any time and I think making that exclusion Zone larger and having it go down ocean and being an East Steward as well by the school and the boys and girls club and 10th Street like those all need to be included areas in the city of Stewart and even like I said even over because you have St Joe's off 10 Street you have deer over um near the new Starbucks maybe and you know what and a north of the bridge I know we you showed a little area that it could be um isn't there Felix up there Felix Elementary so there I know there Bak there's some industrial stuff in there but you wouldn't really want it like it should stay on us one and not go up towards CU there's Haney Creek Park there there's Felix there's Felix is right there on Baker it's right where where that area is carved out right there which I know it has to be 20 we're asking for500 ft from that anyway anyway but we should exclude it as well I agree I just want to point out that um right there at the corner of us one in Baker Road is our Haney Creek preserve right that pink property that is a preserve area too so that would never be and uh the the stuff West on or east on Baker Road is avenly a Commerce Park there's a a current dispensary just the top of the screen uh North where it says highway it's it's not in the to my daughter's dance studio it's just no stop go down a little bit um right around Federal Highway where it says the text across on the west side is uh the true true and isn't there one over by where like it used to be sunny isn't there another there's a grow healthy next to Sunny's where the old uh dentist office used to be and there's also a uh cure Leaf I believe the Cure Leaf would be on the east side of us one further north subur outside our boundary yeah oh okay so do you need something a formal motion us formal or are you just getting just got the recommendations I I feel pretty comfortable okay you know we we were verbal enough for you so we don't need to vote on anything no I mean we we do appreciate it very much because we're glad honestly I would just like to say I you know in would be happy to tell Mike mortell this too I like the idea that this is the type of thing you're bringing to us I wish we would get more of this type of thing because we are here you know as representatives of the city and of people who live in the city and so asking our input on things like this as people that are business owners that are parents that have you know been here for years this is the type of thing I think we should be doing more of agreed right and I was going to say at the beginning of the meeting too I mean I just appreciate because we're not supposed to talk to each other when we're out not I don't really know everybody but you know this is I I appreciate the back and forth because otherwise you know when everybody's holding their cards close to their chest and you don't really know what everybody's thinking so this is a nice way to yeah FL some of it out I agree I so please I think if we have more of these type of things I think that's a wonderful use for this board well we appreciate it very much and I Jody you guys good okay I think we have everything we need all right do we have any staff updates nothing no chair all right we're adjourned thank you thanks thank you for being here